Policy Considerations This site lies within the Countryside Zone as defined by the Island Plan 2002. Policy C6 of the Plan does not allow for the erection of new dwellings unless they are in connection with an established agricultural need. Policy G13 only allows for development affecting Buildings of Local Interest, provided that the character of the building is not unduly affected. Policy C18 of the Island Plan allows for the conversion of traditional farm buildings subject to there being no harm to issues of recognised importance including the character of the building or its surroundings. On 4 February 2008 the Minister for Planning and Environment adopted an Interim Policy for Enabling Development for support of the Island’s Agricultural Industry. That Interim Policy followed the adopted Rural Economy Strategy that identified ways in which the agricultural industry could be assisted in promoting and maintaining its role not only as an economic activity in itself but also its vital role in shaping the landscape. Enabling Development is considered to be development that would otherwise be contrary to established planning policy of the Island Plan that is allowed because the circumstances of the proposal is such that the public benefits clearly outweigh any harm that would be caused by the proposed development… The Strategy and in turn the Interim Policy allows for enabling development that is commensurate with the investment necessary for new facilities to be constructed and as importantly that it must be demonstrated that the subsidy the development might generate could not reasonably be secured by other means and all other matters of recognised importance must be carefully considered in connection with enabling development. As such the Interim Policy requires that enabling development must satisfy all of the following criteria: - There must be no significant harm to archaeological, historic, biodiversity or landscape interest of the countryside asset or its constituent features.
- Fragmentation of the management of the countryside asset should be avoided.
- The long term future of the countryside asset must be secured.
- Adequate financial assistance is not available from any other source.
- It is demonstrated by the applicant that the quantum of enabling development is the minimum necessary to secure the future of the countryside asset and that its form minimises disbenefit.
- The value or benefit of the survival or enhancement of the countryside asset outweighs the cost to the community of providing the enabling development.
The submitted proposal has clearly been prepared so as to accord with the Interim Policy for enabling development. The applicant is fully aware that in normal circumstances the element of the proposal that involves the erection of three free standing new build dwellings within the Countryside Zone would be out of the question. Consequently the submission has sought to address all of the criteria identified within the Interim Policy. As will be discussed below, the proposals for the new dwellings do not significantly harm any archaeological, historic, biodiversity of landscape interest or the setting of important buildings. The countryside asset to which the enabling development relates – Cowley Dairy Farm – will remain in a single ownership/management. Evidence has been provided from the States Agricultural Advisers that the works tied to this development will ensure the long term future of Cowley Dairy Farm and that appropriate financial assistance could not be secured from any other source. Further independent valuations of the enabling development demonstrate that it is commensurate with verified costs for the investment necessary at Cowley Dairy Farm. Whilst the intrusion of the new dwellings into the countryside around Cowley Farm is inevitable it is relatively limited and should be balanced against the security of the long term future of Cowley Dairy Farm and the economic and countryside management benefits that fall directly from that continued functioning of the farm. Land Use Implications The proposals will increase the density of housing development on the site, which will require the encroachment of land from the current domestic curtilage boundaries into the adjoining farmland. This in turn will impact on the existing character and setting of the main farmhouse and outbuildings which have BLI status. Size, Scale and Siting The 3 new units will comprise the following floor area. Unit 5 = 181sqm; Unit 6 = 230sqm and Unit 7 = 131sqm. The units will be three and four bedroomed with garaging and gardens. The remainder of the development will be contained within the existing farmhouse and the adjoining attached outbuildings. The new build will be separated from the existing farmhouse and outbuildings by the new parking/turning court and access drive leading to the new access off La Route du Maufant. Design and Use of Materials The farmhouse remains as is externally, apart from removing the existing box dormers and replacing them with more traditional forms. Given that the application seeks to establish the principle of residential development on the site, the details indicate that any subsequently submitted details will seek to understand the character, context and significance of Cowley Farm, including respecting the architectural and historic interest of the building and its setting and that any development will carefully utilise the existing materials on site such as granite etc. The illustrative details indicate a new build scheme of 3no. dwellings comprising two and a half storey pitched roof dwellings with traditional dormers and chimneys and inter-linked by low pitched roof buildings serving as parking. The principles of this form of development are acceptable, although the low pitch roof interconnecting buildings are considered to be too suburban in their design and appearance. Impact on Neighbours Whilst there are residential properties directly to the east, it is considered that the principles of the proposed development will not have any adverse impact on the amenities and privacy currently enjoyed by the occupants of those properties. Access, Car parking and Highway Considerations The proposal involves the closure of 3no. substandard accesses and the creation of a single access to serve the development. Whilst this will involve the rebuilding of the existing 2m high granite wall to the road frontage and the removal of some existing non-native trees, the new access arrangements are considered acceptable and will improve traffic safety in this location. The illustrative layout plans indicate that each of the 7no. units will have 4no. car parking garage/spaces allocated, together with 2no. visitor parking spaces and adequate turning and manoeuvring provision. This is considered to be acceptable. Foul Sewage Disposal The proposed development will discharge direct to an existing foul sewer system in La Route du Maufant. There are no objections to this arrangement. Surface water would need to be discharged to soakaways and this matter can be controlled by condition. Landscaping issues The site boundaries would comprise new fencing, the details of which are not known. The illustrative layout indicates that shelter planting would be provided on the western, northern and southern boundaries. More substantial and strategic landscaping is to be provided to the farm land as part of the proposals for the re-development of the main Cowley Farm dairy complex. Other Material Considerations Given that the proposals involve the relatively new concept of enabling development, it is important to ensure that the finance generated from the residential development proposals at Cowley Farmhouse are then used to finance the new development of the dairy farm complex. This can be secured by a legally binding Planning Obligation which will encompass all three inter-linked planning applications and ensure that generated finance is used as appropriate. The proposed development will see the displacement of the existing agricultural workers accommodation from the farmhouse. This has resulted in the submission of the planning in principle application for new staff accommodation to be located within the proposed revamped dairy farm complex. If however, the Minister does not support this proposed application for the residential enabling development, then it is unlikely that support can subsequently be given for the proposed new relocated staff accommodation within the dairy farm complex. Aside from the enabling development aspect of the proposals, it is considered that there may be scope to allow the subsequent conversion of the adjoining outbuildings and farmhouse to residential accommodation, provided that aspects of necessary agricultural staff accommodation and the effect on the BLI can be overcome. In isolation, the proposed erection of 3no. new units cannot be supported on policy grounds. The applicant has confirmed that he will be employing a specialist consultant to oversee work in respect of the identification of suitable nesting ledges and artificial sites within adjacent barns to provide mitigation for the loss of any existing sites during construction works. |